10.PROPOSEDPLANNINGCONTROLS
Basedonthedata,surveyresultsand recommendations, informationnotedin previous sectionsof thisreportandsubmissionsto the informalpublicconsultationthefollowingplanning controlshavebeendevelopedto retainand enhancetheidentifiedcharacterofthestudy areas.
10.1SignificantTree
StudyArea
10.1.1 Policy
Toincreasetheimportanceof vegetation considerationaspartplanningapprovalsprocess itisrecommendedthefollowingobjective(see Appendix5forcompletepolicy)isaddedtothe MunicipalStrategicStatement:
21.14-2StrategiesOceanGrove
Encouragedevelopmentwhichrespectsthe coastallandscapesettingof OceanGrove, by:
•Providingreasonablesharingof viewsof the coastandforeshore
•Promotingcontemporarydesignthatreflects theexistingscale,setbacks,spacing,forms andmaterialsof thebuildingsinthelocality
•Ensuringthatdevelopmentallowsfor the protectionofsignificantvegetationand/or plantingaroundbuildingsandhasminimal impactonroadsidevegetation.(new)
10.1.2 Zone
Thecurrentzonefor theareais:
GENERAL RESIDENTIAL ZONESCHEDULE2- URBANPRESERVATIONAREAS
TheGRZ zoneobjectivesare:
•Toencouragedevelopmentthatrespectsthe neighbourhoodcharacterof thearea.
•Toimplementneighbourhoodcharacter
policyandadoptedneighbourhoodcharacter guidelines.
•Toprovideadiversityof housingtypesand moderatehousinggrowthinlocationsoffering goodaccessto servicesandtransport.
Variationsto thestandardapprovalrequirements underthisscheduleare:
A17/B28-Anareaof 60squaremetres,with one part of the private open space to consist of secludedprivateopenspaceat thesideor
rearof thedwellingorresidentialbuildingwitha minimumareaof 40squaremetres,aminimum dimensionof5metresandconvenientaccess fromalivingroom.Itcannotincludeabalconyor rooftopterrace.
Abuildingusedasadwellingorresidential buildingmust notexceedaheightof9metres, unlesstheslopeof thenaturalgroundlevelat anycrosssectionwiderthan8metresof thesite ofthebuildingis2.5degreesormore,inwhich caseitmust notexceedaheightof 10metres.
Whenanyof thelotsbeingcreatedarebetween
300-500squaremetres,asubdivisionapplication must beaccompaniedbyadevelopment applicationorapprovedplanningpermitplansfor theconstructionof thedwellings.
Therearetwooptionsto changethezone
whichwouldallowfor moreconsiderationof the distinctivecharacterof thearea:
1. CreateanewGeneralResidentialZone scheduleforthe“OceanGroveSignificant TreeArea”or
2. CreateaNeighbourhoodResidentialZone schedule“OceanGroveSignificant Tree Area”.
TheNRZobjectivesare:
•To recogniseareasofpredominantlysingleand doublestoreyresidentialdevelopment.
•Tolimitopportunitiesfor increasedresidential development.
•Tomanageandensurethatdevelopment respectstheidentifiedneighbourhood character,heritage,environmentalor landscapecharacteristics.
•Toimplementneighbourhoodcharacter
policyandadoptedneighbourhoodcharacter guidelines.
In thiszonethenumberof dwellingsonalotcan notexceedtwo.
Schedulevariationsareavailablefor boththeGRZ
andtheNRZ,variationsarelikelyto bemadefor:
•Sitecoverage–decreasethestandard
•Sitepermeability–increasethestandard
•Landscaping–increasetherequirements
Thepreferredoptionisto rezonetheareato NRZ newschedule4,asitbetterreflectstheuniqueand significantvegetatedcharacterofthearea.Italso recognisesthatthisareaisnotanareaidentified
forsignificantormoderatedevelopment.
Adraft NRZ4 isprovidedasAppendix6.
10.1.3 Overlays
Therearethreeoptionsfor vegetationprotection undertheVictorianPlanningProvisions:
•VegetationProtectionOverlay(VPO)– specificallyprotectsvegetation,doesnot includebuildingsandworksorsubdivision requirements.
•EnvironmentalSignificantOverlay(ESO)– protectsvegetationandwiderenvironmental values,includesbuildingsandworksor subdivisionrequirements.
•SignificantLandscapeOverlay(SLO)– Protectsvegetationinabroaderlandscape context,includesbuildingsandworksor subdivisionrequirements.
10.2HillsideStudyArea
Themost suitableoptionisconsideredto bethe
SLOgiventhevegetationissignificantaspart
ofabroaderlandscapecontextbeingtheunique bushgardencharacterof thearearatherthanjust environmentalvalues. TheSLOalsoallowsfor buildingsandworkspermittriggersasopposed
to justvegetationtriggers. Thisisimportantinan urban context as buildings and works can have a significantimpactonvegetation.
AnSLOshouldbeappliedtothearea, thenew
SLOschedule15shouldinclude:
•Acharacterstatementthatreflectsthe
uniquenessof thearea
•Encouragingvegetationretentioninthefirst
instance
•Permittriggersthatmanagesignificant
vegetationremoval
•Provisionof adequatespacefor existingand futureplantingbasedonvegetationsurvey results
•Provisionfor off-setplantingwhenvegetation removalcantbeavoided
AdraftSLO15isprovidedasAppendix7.
Itisproposedto removetheDDO14overlayfrom allbutasmallpocketoftheSignificant TreeArea. Themajorityof theSTAdoesnothaveaccessto coastalviews. Thereisasmallpocketsouthof BlackwellStreetwhereviewsareavailableandso theretentionof DDO14isapplicable.
10.2.1 Zone
ThecurrentZoneis:
GENERAL RESIDENTIAL ZONESCHEDULE2- URBANPRESERVATIONAREAS
TheGRZ2zoneobjectivesarenotedabove.
Itisrecommendedthezoningregimechangeto:
•CreateanewGeneralResidentialZonenew
schedule3forthe“OceanGroveHillsideArea”.
TheGRZ isappropriatefor thehillsidelocation giventhehighlevelof developmentthathas alreadyoccurredandgiventhevegetationisnot assignificant asthatidentifiedintheSignificant TreeArea. Thenewscheduleto thezoneaimsto
preservetheuniquecharacterof thearea through appropriatevariationsincluding:
•Sitecoverage–decreasethestandard
•Sitepermeability–increasethestandard
•Landscaping–increasetherequirements
Appendix8showstheproposedzoneschedule provisionfor thenewGRZ3.
TheResidentialGrowthZone3isappliedto the IncreasedHousingDiversityAreaaroundthetown centre. Thereiscurrentlysomeoverlapbetween thiszoneandSLO7whichiscausingsomeconflict. Thereisproposedto besomealterationto the RGZ3boundaryandtheSLO7boundarybased
on the vegetation survey work to ensure there is nooverlapof thesecontrolsinthefuture.These changesareseenonmaps1112overpagein section12of thisreport.
GumnutClose
Legend
Studyarea
Proposed zones
GeneralResidential Zone1
ParkLane
GeneralResidential Zone2
GeneralResidential Zone3
NeighbourhoodResidential Zone4
Residential GrowthZone3
RuralConservationZone
Non-residentialzone0
155
310620
M
Map 11 – Proposed zones
GumnutClose
ParkLane
Legend
Study area
Proposed overlays
Significant Landscape Overlay15(new) - interim controls toapply
Design andDevelopment Overlay 14
Significant Landscape Overlay7(amended) None
0155
310620
M
Map 12 – Proposedoverlays
11.FINALRECOMMENDATIONS
11.1Planningrecommendations
Thefollowingisasummaryof theplanningrecommendations outlinedinthisreport:
Table10-Summaryof planningcontrolrecommendations
ITEMSIGNIFICANTTREERESIDENTIALAREARESIDENTIALHILLSIDEAREA
PROPOSEDEXISTINGPROPOSEDEXISTING
POLICYUpdate 21.14-2 toinclude protection of significant vegetation and coastal design objectives.
No mention ofvegetationUpdate 21.14-2 toinclude protection of significant vegetation and coastal design objectives.
No mention ofvegetation
ZONENEIGHBOURHOOD RESI-
DENTIAL(NRZ)
GENERALRESIDENTIAL
ZONE(GRZ)
GENERALRESIDENTIAL
ZONE(GRZ)
GENERALRESIDENTIAL ZONE(GRZ)) RESIDENTIALGROWTH)
ZONESCHEDULE4232
SITECOVERAGE40%60%50%60%
SITEPERME- ABILITY
40%20%20%20%
HEIGHTAbuilding used as a dwell- ing or a residential building mustnot exceed a height of
9 metres
Abuilding used as a dwell- ing or residential building mustnot exceed a height of
9 metres unless the slope of the natural ground level at
any cross section wider than 8 metres ofthe site ofthe build- ing is 2.5 degrees or more, in which case it mustnot exceed a height of10 metres.
Abuilding used as a dwell- ing or residential building mustnot exceed a height of
9 metres unless the slope of the natural ground level at
any cross section wider than 8 metres ofthe site ofthe build- ing is 2.5 degrees or more, in which case it mustnot exceed a height of10 metres.
Abuilding used as a dwell- ing or residential building mustnot exceed a height of
9 metres unless the slope of the natural ground level at any cross section wider than
8 metres ofthe site ofthe building is 2.5 degrees or more, in which case it must not exceed a height of10 metres.
NO.OFDWELL- INGS
The number ofdwellings on a lot mustnot exceed two.
None specifiedNone specifiedNone specified
LANDSCAPINGAtleast 40% ofthe site is available forlandscaping.
Twocanopy trees (indigenous and/orAustralian native) per site.
One canopy tree per dwelling. Atleast 30% ofthe site is available forlandscaping.
Twocanopy trees (indigenous and/orAustralian native) per site.
One canopy tree per dwell- ing.
SIDEANDREAR SETBACKS
None specifiedNone specifiedNone specifiedNone specified
FRONTFENCENone specifiedNone specifiedNone specifiedNone specified
PRIVATEOPEN SPACE
An area of60 square metres, with one part ofthe private open space toconsist of secluded private open space
atthe side or rear ofthe dwell- ing or residential building with minimum area of40 square metres,a minimum dimension of 5 metres and convenient access from a living room. It cannot include a balcony or roof top terrace.
An area of60 square metres, with one part ofthe private open space toconsist of secluded private open space
atthe side or rear ofthe dwell- ing or residential building with minimum area of40 square metres,a minimum dimension of 5 metres and convenient access from a living room. It cannot include a balcony or roof top terrace.
An area of60 square metres, with one part ofthe private open space toconsist ofse- cluded private open space at the side or rear ofthe dwelling or residential building with a minimum area of40 square metres,a minimum dimension of 5 metres and convenient access from a living room. It cannot include a balcony or roof top terrace.
An area of60 square metres, with one part ofthe private open space tocon- sist ofsecluded private open space atthe side or rear of the dwelling or residential building with minimum area of40 square metres,a mini- mum dimension of 5 metres and convenient access
from a living room. Itcannot include a balcony or roof top terrace.
ITEMSIGNIFICANTTREERESIDENTIALAREARESIDENTIALHILLSIDEAREA
PROPOSEDEXISTINGPROPOSEDEXISTING
OverlaySignificant LandscapeDesign and Development
Overlay
Significant Landscape
Overlay
Overlayschedule1514
7
Significant LandscapeSignificant Landscape
7 (revised)7
Objectives-Toprotect and ensure the long term future of significant canopy vegetation which
is the dominant visual and environmental feature ofthe precinct
-Toensure thatbuildings and works retain an unobtrusive profile and do not dominate the landscape.
-Toensure thata reasonable proportion ofa lot is free of buildings and hard surfaces toprovide forthe retention and planting of significant canopy trees and generous open space areas.
-Tominimise the effectof future development on signifi- cant canopy vegetation.
-Toensure thatnew develop- ment has proper regard for the established landscape character in terms ofbuilding height, scale, site coverage, site permeability, siting and landscaping.
-Tominimise the impact of vehicle access, road works, fences, service trenches etc have on existing vegetation.
-Toensure adequate tree protection zones are provided around existing trees as part ofany development.
-Toensure thatthe siting, height and visual bulk of dwellings achieves a reason- able sharing ofviews be- tween properties to significant landscape features.
-Toconserve, enhance
and reinstate the preferred character ofbuildings sitting within vegetated settings including in areas thathave been substantially cleared of vegetation.
-Topreserve the balance be- tween roof tops and vegeta- tion in long distance views of the town.
-Toencourage vegetated streetscapes where the veg- etation acts to filter and soften the appearance ofbuildings and hard surface areas.
-To promote buildings that fit within the landscape and do not dominate the streetscape and long distance views.
-Toprovide a balance be- tween buildings and vegeta- tion canopy.
-Toensure thatbuildings are sited and designed toavoid and/or minimise removal of Australian native/indigenous vegetation.
-Toencourage development thatsits within a vegetated setting by providing space
atthe front,side and rear of buildings forthe retention and planting ofscreening vegetation.
-Tomaximise opportunities forview sharing, particularly where views are available
tothe ocean and river from private dwellings.
-Topreserve the balance between roof tops and vegetation in long distance views ofthe town.
-Toencourage the develop- ment of buildings that fit with- in the landscape and does
not dominate the streetscape and long distance views.
-Tominimise the impact of buildings projecting above the vegetation canopy.
-Toprovide space atthe front,side and rear of buildings forthe retention and planting ofvegetation, particularly high canopied coastal vegetation and other native coastal species com- mon tothe area.
-Tomaximise opportunities forview sharing, particularly where views are available
tothe ocean and river from private dwellings.
-Toprotect vistas ofthe ocean and river available from public viewing points in the town.
ITEM / SIGNIFICANTTREERESIDENTIALAREA / RESIDENTIALHILLSIDEAREAPROPOSED / EXISTING / PROPOSED / EXISTING
Objectives / -Toencourage strategic replanting on public and private land toprovide forthe long term maintenance of landscape and environmental values within the precinct.
-Toprevent the premature removal ofvegetation from a site prior toconsideration of design options fora proposed development.
-Toensure thatappropri- ate replacement planting is provided and located ap- propriately on site where tree removal occurs.
-Topromote the use oflocally indigenous plants forland- scaping.
BuildingWorks / SignificantTree Residential
Area / Residential HillsideArea
Heighttrigger / n/a / 7.5m above natural ground
level / 7.5m above natural ground
level / 7.5m above natural ground
level
Buildingsitecover- age / 40% / No more than 70% ofthe site is covered by buildings and impervious/hard surfaces including driveways, paving, decks, crushed rock,swim- ming pools or tennis courts. / Atleast 30 per cent ofthe site is not covered by buildings or impervious surfaces including driveways, paving, swimming pools or tennis courts.
Areaavailablefor landscaping / 40% including 2 canopyAus- tralian native or indigenous trees / 30% including 2 canopyAus- tralian native or indigenous trees
Dwellingtrigger / More than one dwelling / More than one dwelling
Sidesetback / Atleast 2 metres from one side boundary / Atleast 2 metres from one side boundary
ITEM / SIGNIFICANTTREERESIDENTIALAREA / RESIDENTIALHILLSIDEAREA
PROPOSED / EXISTING / PROPOSED / EXISTING
VegetationRemoval (permitrequired unlessthefollowing requirementsmet) / -Indigenous vegetation less than 3 meters in height.
-Native vegetation less than 5
meters in height.
-Exotic vegetation
-Vegetation is listed within the incorporated document Environmental Weeds,City of Greater Geelong, September
2008 except CoastalTea-tree which is indigenous in this location.
-Vegetation removed as part ofan approved landscape plan.
-Prune a tree toimprove its health or appearance, provided its normal growth habit is not retarded.
-Vegetation thatpresents an immediate risk ofpersonal injury or damage toproperty, if only thatpart ofvegetation
which presents the immediate risk is removed, destroyed or lopped.
-Prune vegetation toremove any branch thatoverhangs an existing dwelling or is within 2 metres ofan existing dwelling.
-Vegetation thatis dead tothe satisfaction ofthe responsible authority, unless the dead vegetation is a habitat tree containing hollows.
-Maintaining public utility services forthe transmission ofwater, sewage, gas, electricity, electronic communications or the
like tothe minimum extent necessary by the relevant authority.
-Workscarried out in accordance with the Geelong StreetTreeStrategy by the ResponsibleAuthority. / None / -Indigenous or native vegetation less than 3 meters in height.
-Exotic vegetation.
-Vegetation is listed within the incorporated document Environmental Weeds,City of Greater Geelong, September
2008 except CoastalTea-tree which is indigenous in this location.
-Vegetation removed as part ofan approved landscape plan.
-Prune a tree toimprove its health or appearance, provided its normal growth habit is not retarded.
-Vegetation thatpresents an immediate risk ofpersonal injury or damage toproperty, if only thatpart ofvegetation
which presents the immediate risk is removed, destroyed or lopped.
-Prune vegetation toremove any branch thatoverhangs an existing dwelling or is within 2 metres ofan existing dwelling.
-Vegetation thatis dead tothe satisfaction ofthe responsible authority, unless the dead vegetation is a habitat tree containing hollows.
-Maintaining public utility services forthe transmission ofwater, sewage, gas, electricity, electronic communications or the
like tothe minimum extent necessary by the relevant authority.
-Workscarried out in accordance with the Geelong StreetTreeStrategy by the ResponsibleAuthority. / -The vegetation is listed within the incorporated document Environmental Weeds,City of Greater Geelong, September
2008 except where tea tree is indigenous tothe area.
-The vegetation is dead.
-The vegetation is less than
4 metres in height and is not shown on an approved landscape plan or site plan specifying its retention or the vegetation has a single trunk circumference ofless
than 0.5 metres measured 1 metre above the ground and is not shown on an approved landscape plan or site plan specifying its retention.
ApplicationRequire- ments / SignificantTree Residential
Area / Residential HillsideArea
Viewimpact analysis / n/a / Development over 7.5m / Development over 7.5m / Development over 7.5m
Landscapingplan / Development and vegetation removal / Development and vegetation removal / Development and vegetation removal
Scheduleofmateri- als / n/a / Development / Development
Arboristreport / Vegetationremoval and works
within significant tree drip line / Vegetationremoval and works
within significant tree drip line / Vegetationremoval
11.2Planning
Implementation
In orderto implementtheproposedplanning schemechangesoutlinedinthisreportCouncilwill needto adopttherecommendationsandundertake aplanningschemeamendment.As partof this processa formalpublic consultationphasewillbe undertakento ensurethecommunityhaveanother opportunityto furtherinputontheproposed changes.
InterimControls
ItisrecommendedCouncilapplyfor interim controlsforSLO15whiletheamendmentisbeing processed. Thiswillhelpensuredevelopmentthat doesnotmeettheproposedlandscapeobjectives isnotapprovedintheperiodbetweenadoption andthefinalisationoftheamendment.Without
interimcontrolstherecouldbealossof vegetation andnewdevelopmentthatdoesnotsupportthe landscapeobjectiveswhichcoulddetrimentally impactupontheexistingandpreferred neighbourhoodcharacter.
Interimcontrolsareroutinelyappliedwhere heritageoverlaysareproposedandtherehave beeninstanceswhereCouncilshaveappliedthem to vegetation(VPO)suchasBanyuleandthe implementationof theirStrategyfor Substantial treesinBanyule’sGardenCourtandGarden SuburbanNeighbourhoods2013(theStrategyfor Substantial Trees).
TransitionalArrangements
Itisrecommendedtransitionalarrangementsform partof theproposedoverlayssoapplicantswho havemadeapplicationsunderthecurrentplanning regimearenotunfairlyaffected.
TREESARE AVALUABLE RESOURSE THATNEED PROTECTING BOTHFOR THEWILDLIFE ANDTHE CHARACTER
-RESIDENT, ROSELLACOURT
12.ADDITIONALRECOMMENDATIONS
Theproposedplanningzoneandoverlaycontrols makereferencetoanumberof itemsinrelation
to vegetationmanagementandprotection.Some of theseitemsalsoformrecommendationsinthe Okologieconsultantvegetationreports. Theseare brieflydiscussedbelow:
12.1TreePlantingGuidelines
TheCouncil’sofBanyuleandMorelandhave prepared TreePlantingGuidelinesto assist residentsandapplicantswithtreeselectionand plantingformaximumbenefits. TheGuidelines outlineexpectationsinrelationto treeplanting associatedwithlandscapeplansaccompanying developmentapplications.
ItisrecommendedGeelongcouncilpreparesimilar
Guidelinesthatcovermatterssuchas:
•Matchingtreesizeandavailablespace
•Recommendedspecies
•Plantlists–indigenouslistavailable
•TreeProtectionsZones
12.2TreeReplacementStrategySeed
Collection
Treeshaveafinitelifespanandatsomepoint intimetreesneedto beremovedandreplaced. As treesagetheyrequiremoremanagementto maintaintheminasafeandattractivecondition.
Okologieconsultingnotedthatthefuture managementof theBellarine Yellow-gum populationwithinOceanGroveshouldconsider theinsufficientlevelofrecruitmentofmature treesinanurbanlandscape. Thereplacementof senescentmaturetreeswillberequiredthrough
ongoingplanting;however,seedshouldbeof local provenanceandcollectedfromthebroaderarea
to maintaingeneticdiversitywithinthespecies. Theyrecommendthatatreereplacementstrategy bepreparedwhichincludesaformalprocedurefor seedcollectionandrevegetation.
Councilalreadycontractoutseedcollectionof Bellarine YellowGumsandotherindigenous remnantvegetationfor revegetationpurposes.
CouncilsParksandGardenunithavepreparedthe UrbanForestStrategywhichcommitsto additional streettreeplantinganddeveloptreemanagement manualandguidelines.Whereadistincturban characterisidentifiedthroughtheplanningscheme orotherstrategy/policyneworreplacementtrees shouldreflecttheestablishedandpreferred characterof areas.
12.3TreeProtectionZones(TPZ)
AnAustralianStandard(AS4970—2009 (IncorporatingAmendmentNo.1))hasbeen developedto ensurethebestpracticesfor the planningandprotectionof treesondevelopment sites.Theuseof thisStandardhasbeen recommendedbyOkologieconsultingaspartof thisproject.
Itisrecommended TPZ standardsareincorporated intotherelevantplanningcontrolsto manage vegetation.
Item / Responsibility / PriorityPrepare
tree planting guidelines / Planning Strategy / Medium
Tree Replacement Strategy / Parks &Gardens
(Parks) / Medium
Seed
Collection / Parks &Gardens (Parks) & Environment & WasteServices (Land Management) / Ongoing
Table11:Otherrecommendations
WhereCouncilhaveidentifiedandadopted controlsorpoliciesto protectuniqueareaswith SignificantLandscapeOverlays,Vegetation ProtectionOverlays,HeritageOverlaysetcitis importantasassetandlandmanagersthatthe objectivesof thesecontrolsareconsideredinthe decisionmakingprocess.
13.CONCLUSION14.REFERENCES
Asa result ofthis project two distinct landscape character areas have emerged:
1. SignificantTreeArea
2. Residential HillsideArea
Along with these areas minor changes have been made to the Increased Housing Diversity Area (RGZ) and Significant Landscape Overlay 7 boundaries where they previously overlapped to
avoid any potential land use conflicts. Where SLO7 is being removed it is being replaced by Design and Development Overlay 14.
Inorder tobest identify,protect and manage these areas, individual planning regimes have been developed and shown inTable12.
Along with the zone and overlay provisions minor policy changes are recommended toelevate the importance ofvegetation protection in decision making in the Municipal Strategic Statement 21.14
Bellarine Peninsula – Ocean Grove.
Table 12–Summaryof PlanningControls
•BanyuleCityCouncil,Substantialtreesin Banyule’sGardenCourtandGardenSuburban Neighbourhoods,2013
•BanyuleCityCouncil, BanyuleCityCouncil
TreePlantingGuidelines2011
•Cityof GreaterGeelong,OceanGrove
StructurePlan,2007(amended2008)
•Cityof GreaterGeelong,OceanGrove
StructurePlan,2016
•Cityof GreaterGeelong,UrbanForestry
Strategy,2015-2025
•Departmentof PlanningCommunity Development,VPPVegetationProtectionin UrbanAreas,August1999
•Hall T,GriffithsUniversityaspartofapaper
‘Goodbyeto theBackyard?– TheMinimisation of PrivateOpenSpaceintheAustralianOuter- SuburbanEstate’in2010.
•MaroondahPlanningScheme–Ridgeline ProtectionArea-SignificantLandscape Overlay1
•MorelandCityCouncil,Moreland TreePlanting
Manualfor ResidentialZones,2014
•OkologieConsulting,Assessmentof tree Cover for Significant Landscape Overlay Schedule7,OceanGrove,2015
•OkologieConsulting,OceanGroveSignificant
Residential TreeProject,2015
•Queenscliffe PlanningScheme–Point LonsdaleContributoryArea–Development andDevelopmentOverlay5
•SouthGippslandPlanningScheme–Sandy
Point–DesignandDevelopmentOverlay3
•SurfCoastShirePlanningScheme-Lorne ResidentialAreas–NeighbourhoodCharacter Overlay2
•Surf CoastShirePlanningScheme– Torquay JanJucCoastal TownscapeCharacterDesign andDevelopmentOverlay1
Area / Zone / OverlaySignificantTreeArea / Neighbourhood Residential 4 (new) / Significant Landscape 15
(new)
Residential HillsideArea / General Residential 3 (new) / SignificantLandscape7(revised)
Increased Housing Diversity
Area / Residential Growth Zone
(existing) / Design &Development 14 (new)